41 Laceyfields Road Langley Derby DE75 7HJ
Condition: Semi-detached house in an established residential area, double glazed with gas central heating; the landlord's July 2025 inspection found it in fair to good condition.
Evidence considered
- Landlord comparable: 3-bed terraced house, Sedgwick Street, Langley Mill — let at £850 pcm
- Landlord comparable: 3-bed terraced house, Woodbridge Close, Heanor — let at £850 pcm (noted as more modern)
- Landlord comparable: 3-bed terraced house, Peel Street, Langley Mill — let at £800 pcm
- Landlord comparable: 3-bed terraced house, Breach Road, Heanor — let at £800 pcm
- The tribunal noted all the landlord's comparables were 3-bed houses, whereas the subject property has only 2 bedrooms
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
Relying on its own knowledge and the landlord's comparables (discounted for being 3-bed rather than 2-bed), the tribunal valued the modernised property at £800 pcm, then deducted £50 total for tenant-provided curtains/carpets, tenant-provided white goods, and the landlord's waste left in the rear garden, giving £750 pcm.
Read the original decision (PDF, GOV.UK)
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